Average-Good condition)Rehab = About 20k will meet with GC to get better estimates In to the house = 70k (not sure if this comes after total expenses or not.. sorry)Holding Cost (estimated 4 mo ) = about $4300 plus utilitiesClosing Cost = $2900Now in to the house (After 4 mo) = 77,200 plus utilitiesSelling Costcommission = $6600 (6% of 110k)(Maybe) buyers closing cost = 6,600 (6% of 110k) If I'm not missing anything and my estimates are correct I'm left with 26k minus utilities I hope this is considered conservative.

Our "How to Choose a Property Manager” handout is available upon request from me, StacyA McBain, Kelly Turpin of Swope Investment Properties who presented on this topic at AVID.12.Handyman /ContractorDIY MANAGERS ALSO NEED CONTACTS THAT PROPERTY MANAGERS MAINTAIN:PainterRoofer Cleaner - Tips and products: Don Aslett cleaning supplies Concrete/Excavation Carpet Cleaner - Pressure washer for exterior, full-service janitorialMold RemediationChimney Pest ControlAppliance RepairFlooringSupplies HVAC PlumberElectricianLandscaper/sprinkler techAssessor’s officeGutter cleaners

Hagerty has a product designed specifically for commercial car storage and will even market our services to their clients as our coastal environment presents a huge risk to existing collections.

Many of these give sales pitches, gurus try to sell their products or mentoring programs, or someone tries to get you to invest in a REI Fund by a group of people pooling their money, for some REI and promising an unrealistic return.

We currently have 50 fully renovated and tenanted properties that sell for an average of $83,000, in Memphis, TN.$83,000 x 20% = $16,600 + closing cost you are roughly out of pocket $20,000 With $50,000 you could get into 2 maybe 3 properties right away and start collecting your returns, right away.We manage nearly 2,000 homes in the area, so you would be taken care of on the back end as well. 

I've average a 74.5% return to my investors for 2014 and 2015.

This requires you to know what your average monthly expenditure is but it is great.

The ridiculous interest rate for the seller finance is just a proposal - I do think the seller wants to move on from the property, so who knows what he'd actually be willing to take.Water is accurate for the 4 family, that's the quarterly average from the city for the 4 unit.

Can you either post here, or PM me, with the criteria you used in both products and I'll get you an answer.Best,Sean

@William Carroll I think this ties back into what Neil said, I need to talk with local PMs/RE agents to verify what I believe to be market rent (I just looked on craigslist and padmapper and took an average) is indeed market rent. 10% vacancy in a D neighborhood may indeed be too low, another great question for a local PM.